9356 N. Keeler
Skokie, IL 60076
H: (847) 673-2702
C: (847) 609-2345


Inspection Report

Prepared For:
Morry Modestmeans

Property Address:
123 Stylish Condo Drive
Fashionville, IL


Member - National Association of Certified Home Inspectors

_______________________________________________________

William J. Decker Jr. Illinois State License 050.0002240



Date: 1/2/2004 Time: 3:20 PM Report ID: Exp 2 Condo
Property:
123 Stylish Condo Drive
Fashionville, IL
Customer:
Morry Modestmeans		 Real Estate Professional:

The subject property is a 'Garden Apartment' condominium situated in a multiple unit apartment condominium conversion.  The building was built in 1917 and has been rather extensively renovated.  The subject property is the garden (below ground level) on the north side of the west facing common courtyard, 2nd in from the street.  The rear entrance of the subject property (Picture 2) is located on the north side of the structure, on the alley.

The subject unit has a step down entryway that leads to the living room area, a small kitchen area to the north of the living room, two bedrooms, located on the north and south sides of the eastern portion of the unit and a single bathroom, located on the north wall between the north bedroom and the kitchen.

The structure was built in 1925, according to public tax records and contains approximately 23 separate units.

This condominium inspection is a partial inspection and is performed on only those components that the buyer or homeowner is responsible for. It does not include  inspection of the exterior components of the property, common areas, crawlspace, basement or attic and all of the components contained therein except as in a general overview and as accessible at the time of the inspection as these systems, components and items are usually owned, in common, by the association and is not owned by the buyer or home owner. It is up to the buyer to determine if any of these excluded areas are in fact within the scope of the real estate transaction and are the buyers responsibility and, if so, to notify the inspector so these particular areas will be inspected.

Please Note: A different charge will apply should the buyer want these areas inspected. It also is not possible in some cases to inspect attic areas where a duplex unit exist and the buyer is purchasing the lower unit, or vice versa. Our company makes no representation as to the condition of these areas that were not inspected.

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be read and considered when evaluating this property.

Note:Any recommendations by the inspector to repair or replace or deal with a significantly deficient item suggests an evaluation by a licensed and insured contractor specifically qualified to determine the condition and safety of the described item, component or system.  Please note that Home Inspectors in the State of Illinois are required to note any safety hazards, whether they comply with older, obsolete local building codes or not.  Licensed and insured contractors are not.  Repairs done by persons other that licensed and insured contractors carry with them added liability for the customer.  All work done on the subject property should be accompanied by a copy of all invoices and warranties, such warranties should be transferable to the new owner and should include the contractor's license number and a copy of their insurance certification.

Category Definitions:

Inspected (IN) = The system, component or item was visually observed at a certain time and under certain conditions.

Not Inspected (NI)= The system, component or item was not inspected and no representations of whether or not it was functioning are intended.  The reason could be that the item was not connected (gas, water, electrical disconnected), obstructed, or not accessible.  In any case, the reason that the item, system or component was not inspected is stated in the comments.

Not Present (NP) = This system, component or item is not present in the subject property.

Watch List or Maintenance (WL) =Either the system, component or item needs regular maintenance to remain functioning in a proper manner and those maintenance processes are noted or the item should be watched in anticipation of future problems.

Repair or Replace (RR) = The item, component or unit is not functioning as intended or needs further inspection by a licensed and insured contractor. Most of these type of comments describe items that will lead to more serious problems if not addressed.  Items, components or systems that can be repaired to satisfactory condition may not need replacement.

Significantly Deficient (SD) = Defined by Illinois State Law as either a) not functioning or b) posing a safety hazard.  It should be noted that a large number of significantly deficient items can be addressed at little cost. It is important to remember that The safety of a significantly deficient item is not based upon mere local building codes, which contain 'grandfathering' clauses, or the common practices of tradesmen, but on national and international safety requirements and with the well being of the property and the client in mind.

Please Note:  If you have any questions or any thing is unclear, please do not hesitate to contact Decker Home Services and/or your specific inspector.  We are happy to answer any of your questions and have a large knowledge base of information and experienced, qualified expert NACHI instructors and inspectors from around the entire country at our disposal.  We consider it very important for you to fully and completely understand the condition of the subject property and will do all we can to help you in the process.

Age Of Home:
Over 50 Years (1925)

 Client Is Present:
Yes

 Realtors Present:
Seller's Realtor

Weather:
Clear

 Temperature:
92

 Rain in last 3 days:
No

Radon Test:
No

 Mold Test:
No

 Water Test:
No



General Summary


9356 N. Keeler
Skokie, IL 60076
H: (847) 673-2702
C: (847) 609-2345

Customer
Morry Modestmeans

Property Address
123 Stylish Condo Drive
Fashionville, IL

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or appear to warrant further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

Structural Components
1.1 FOUNDATION - Findings
  Inspected, Watch List - Maintenance
 
Recommend, as part of general considerations for the owner's association, that the portion of the foundation facing the street be packed with packing rod and caulked with an appropriate mortar caulk, to guard against water infiltration into the basement areas, by a licensed and insured masonry contractor.

Exterior
2.3 WINDOWS (Exterior) - Findings
  Inspected, Repair or Replace
 
1) RR - Recommend that the junction of the window metal cladding and the exterior brick be caulked to prevent water penetration.

2) RR - Recommend that the security bar frame that covers the subject properties north bedroom window be secured with concrete screws to the exterior wall.


Plumbing System
4.2 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES - Findings
  Inspected, Repair or Replace
 
1) RR - Recommend that the metal cover for the bathtub water supply handle be replaced to avoid water infiltration into the wall behind the valve.

Electrical System
5.2 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS - Findings
  Inspected, Repair or Replace, Significantly Deficent
 
1) SD - The main electrical disconnects in the common basement utility room are not labeled and seem to control multiple units in the building.  This is a safety hazard because it is not known which disconnect switch serves the subject unit.  Likewise, none of the individual circuit breakers for the subject units branch circuits are labeled.  This is also a safety hazard.  It is also the opinion of this inspector that the accessibility of both the main electrical disconnect and the subject units circuit breakers is a safety hazard, but may be in accordance with local building codes.

2) RR - Recommend that the wire serving the 20 amp breaker, 2nd from the top, be evaluated by a licensed and insured electrical contractor.  It appears to be under sized (14 gauge, not the required 12 gauge) for the breaker.

5.5 CONNECTED DEVICES AND FIXTURES - Findings
  Inspected, Repair or Replace
 
1) RR - Recommend that the loose receptacle located on the south bedroom be secured by a licensed and insured electrician.  Recommend that the voltage drop condition in the outlets, especially demonstrated in the living room, southwest corner and in the north bedroom, be evaluated by a licensed and insured electrician.  The voltage drop on these outlets exceeded 5% under a 12 amp load.
5.7 GFCI, AFCI PROTECTION OF RECEPTACLES - Findings
  Inspected, Significantly Deficent
 
1) SD - Recommend that the kitchen countertop outlet, located to the right of the kitchen sink on the east wall be GFCI protected and that the work be done by a licensed and insured electrical contractor.

2) SD - Recommend that bedroom outlets and lights be AFCI protected.

5.9 SMOKE DETECTORS, CARBON MONOXIDE DETECTORS - Findings
  Inspected, Significantly Deficent
 
Recommend that smoke detectors be located in the hallways outside of bedrooms, at the top and bottom of all multiple floor stairways and in the kitchen ceiling.

Recommend that all bedrooms be equipped with carbon monoxide detectors and that a carbon monoxide detector be located in any utility areas containing a fuel burning furnace and./or water heater.

It is recommended that all smoke and carbon monoxide detectors be hard wired to the properties main electrical system and that they also be equipped with battery backup.

Recommend that smoke detectors be located in the hallways outside of bedrooms, at the top and bottom of all multiple floor stairways and in the kitchen ceiling.

Recommend that all bedrooms be equipped with carbon monoxide detectors and that a carbon monoxide detector be located in any utility areas containing a fuel burning furnace and./or water heater.

It is recommended that all smoke and carbon monoxide detectors be hard wired to the properties main electrical system and that they also be equipped with battery backup.


Heating
6.1 HEATING EQUIPMENT - Findings
  Inspected, Watch List - Maintenance, Significantly Deficent
 
1) SD - Recommend that the furnace be evaluated by a licensed and insured HVAC contractor to determine if the amount of combustion air is sufficient for proper furnace operation.  This is a safety concern.  Further recommend that the operation of the two leftmost furnace burners, which did not light properly during a heat cycle, also be evaluated at this time.

2) WL - Recommend that the furnace be inspected and maintained annually as a part of a regular maintenance schedule.

6.5 HEAT DISTRIBUTION SYSTEMS - Findings
  Inspected, Repair or Replace
 
1) RR - Recommend that the sufficiency of the return duct system, especially with regards to the seeming lack of a proper supply of combustion air, be evaluated by a licensed and insured HVAC contractor.

Interiors
8.2 WALLS - Findings
  Inspected, Repair or Replace
 
1) RR - Recommend that the wall trim baseboards, located at the base of the front entry stair railing supports be installed by a licensed and insured trim carpenter.

2) RR - Recommend that, at least, the crack on the corner of the tub surround tile shelf be re-grouted.  A better and more lasting solution would be to remove the tile from this area, install the proper concrete type wall board and reset the tile.  The tun surround should also have its grout sealed with a silicone grout sealer.  Recommend that this area be evaluated by a licensed and insured tiling contractor for repair

8.4 FLOORS - Findings
  Inspected, Watch List - Maintenance, Repair or Replace
 
1) WL - Recommend that the grout in the tile floor be sealed with a silicone sealant to guard against water infiltration to the floor below.

2) RR - Recommend that the places where different floor types (laminate wooden flooring and tile) be equipped with thresholds boards to conceal the underlying floor.  Recommend that the threshold be a flat type so as to minimize any trip hazard.  Since the underlying floor is a concrete slab, recommend that the threshold be installed with the proper type concrete screws.


Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.


Prepared Using HomeGauge http://www.homegauge.com/ SHGI (c) 2000-2004 : Licensed To Decker Home Services, LLC.



Structural Components

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons. The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

Styles & Materials
FOUNDATION:
POURED CONCRETE
 FRAMING METHOD:
Brick Sturcture
 FLOOR STRUCTURE:
2 X 10
WOOD JOISTS
WALL STRUCTURE:
BRICK
 BEAMS COLUMNS OR PIERS:
STEEL GIRDER
STEEL COLUMNS
 CEILING STRUCTURE:
FLOOR JOISTS COMMON TO CEILING JOISTS
ROOF STRUCTURE:
NOT VISIBLE
 ROOF-TYPE:
FLAT
 ATTIC ACCESS:
NO ATTIC
METHOD USED TO OBSERVE ATTIC:
NO ATTIC
 CRAWLSPACE ACCESS:
NO CRAWLSPACE
 METHOD USED TO OBSERVE CRAWLSPACE:
NO CRAWLSPACE
Inspection Items
1.0 FOUNDATION - Inspect and Describe
Comments: Inspected
The foundation of the structure is older poured concrete.  It was inspected from the exterior and found to be without major signs of cracking, spalling or major deterioration.  The street facing portion of the foundation, where the foundation met the street, displayed areas where there was seperation from the adjacent sidewalk and signs of less than professional attempts to guard against water infiltration by applying mortar along the foundation / sidewalk interface (Picture 1).  These patching attempts display cracking and peeling away of the mortar.

The side of this structure closest to the subject property unit displays only minor signs of cracking or damage (Picture 2)consistent with the age of the structure.



1.0 Picture 1
1.0 Picture 2
1.1 FOUNDATION - Findings
Comments: Inspected, Watch List - Maintenance
Recommend, as part of general considerations for the owner's association, that the portion of the foundation facing the street be packed with packing rod and caulked with an appropriate mortar caulk, to guard against water infiltration into the basement areas, by a licensed and insured masonry contractor.
1.2 WALLS - Inspect and Describe
Comments: Inspected
Structure walls are brick and in generally good condition, exhibiting minor efflorescence (white flack) at the rear north face and minor cracking and spalling at the base (Picture 1).

1.2 Picture 1
1.3 BEAMS, COLUMNS OR PIERS - Inspect and Describe
Comments: Inspected
Structure is equipped with steel girders and steel columns for interior structural support.  These girders and their supporting columns display minor signs of rust consistent with their age.
1.4 FLOORS - Inspect and Describe
Comments: Inspected
Floor structure, as observed from that accessible portion of the basement common area. is 2 x 10 wooden joists that are aged, but in generally good condition, exhibiting only minor signs of staining and checking with no signs of rot or excessive moisture content.

The floors of the subject unit are concrete slab and were covered with tile and floating laminate flooring.

1.5 CEILINGS - Inspect and Describe
Comments: Inspected
Ceiling structure is common with floor joists of the above units.
1.6 ROOF STRUCTURE AND ATTIC - Inspect and Describe
Comments: Inspected
Roof structure was not able to be observed, but is assumed to be consistent with the 2 x 10 wooden joists of the rest of the structure.

 



Exterior

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

Styles & Materials
SIDING STYLE:
BRICK
 SIDING MATERIAL:
BRICK VENEER
 EXTERIOR ENTRY DOORS:
INSULATED COMPOSITE
APPURTENANCE:
COMMON COURTYARD
SHARED PORCH SLAB UNDER PORCH
 AUTO OPENER MANUFACTURER:
N/A
 GARAGE DOOR MATERIAL:
N/A
GARAGE DOOR TYPE:
N/A
 DRIVEWAY:
N/A
Inspection Items
2.0 WALL CLADDING FLASHING AND TRIM - Inspect and Describe
Comments: Inspected
Exterior walls are finished brick in the courtyard and facing the street.  This brick displays minor signs of mortar crack, consistent with a structure of this are and is probably not indicative of water penetration and has no signs of efflorescence.

The remainder of the building is common brick and was recently tuckpointed.  There are minor signs of efflorescence at the north west corner as noted in the Structure / Foundation section.

2.1 DOORS (Exterior) - Inspect and Describe
Comments: Inspected
Exterior doors are insulated composite,  hang straight and plumb and articulate properly with their latches.
2.2 WINDOWS (Exterior) - Inspect and Describe
Comments: Inspected
Exterior windows are metal clad and display no signs of rust or physical damage.  The area where the cladding meets the exterior brick is not caulked (Picture 1) and this may lead to water infiltration, although no interior signs of moisture penetration were seen.

The window that serves the north bedroom is equipped with a metal security bar addition.  The bar framing is missing securing screws on the left side (Picture 2) and the security bars are loose..



2.2 Picture 1
2.2 Picture 2
2.3 WINDOWS (Exterior) - Findings
Comments: Inspected, Repair or Replace
1) RR - Recommend that the junction of the window metal cladding and the exterior brick be caulked to prevent water penetration.

2) RR - Recommend that the security bar frame that covers the subject properties north bedroom window be secured with concrete screws to the exterior wall.

2.4 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS - Inspect and Describe
Comments: Inspected
The rear entrance of the subject property is located under a wooden back porch which serves other units in the building.  The porch appears to be in good condition and is properly secured and supported by joists that extend into the building's brick structure and are secured by metal hangers (Picture 1).  The ledger board appear to be attached with the proper bolts to anchors on the interior of the brick walls.

2.4 Picture 1


Roofing

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

Styles & Materials
ROOF COVERING:
BUILT UP
 VIEWED ROOF COVERING FROM:
GROUND
 SKY LIGHT (S):
NONE
CHIMNEY (exterior):
BRICK
COMMON CONDOMINIUM CHIMNEY
Inspection Items
3.0 ROOF COVERINGS - Inspect and Describe
Comments: Inspected
Roof is flat, built up felt and asphalt type roofing.
3.1 FLASHINGS, SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS - Inspect and Describe
Comments: Inspected
Chimney and plumbing vent flashing appears to be proper and without signs of cracking.
3.2 ROOFING DRAINAGE SYSTEMS - Inspect and Describe
Comments: Inspected
Roof is drained by means of gutters, located on the rear of the property and empty into downspouts that drain into below ground drain pipes (Picture 1).

3.2 Picture 1


Plumbing System

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

Styles & Materials
WATER SOURCE:
PUBLIC
 WATER FILTERS:
NONE
 PLUMBING SUPPLY:
NOT VISIBLE
PLUMBING DISTRIBUTION:
COPPER
 WASHER DRAIN SIZE:
NONE
 PLUMBING WASTE:
COPPER
WATER HEATER POWER SOURCE:
NOT ACCESSABLE
 CAPACITY:
UNKNOWN
 MANUFACTURER:
UNKNOWN
Inspection Items
4.0 INTERIOR DRAIN, WASTE AND VENT SYSTEMS - Inspect and Describe
Comments: Inspected
All drains emptied properly and the drain vents seem to without clogs.  The bathroom tub drains a little slowly, but this is probably because of its below ground positioning.  The bathroom tub drain stopper is missing.

 

Drain pipes and vents are copper.  This is a superior installation.

4.1 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES - Inspect and Describe
Comments: Inspected
All fixtures were operated and worked as designed.  The one piece shower and tub water control is missing an metal covering that covers the handle shaft (Picture 1).  This can lead to leakage of water to the area behind the wall.

4.1 Picture 1
4.2 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES - Findings
Comments: Inspected, Repair or Replace
1) RR - Recommend that the metal cover for the bathtub water supply handle be replaced to avoid water infiltration into the wall behind the valve.
4.3 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS - Inspect and Describe
Comments: Inspected
Hot water heater is common to multiple units and was not accessible for inspection.  Hot water supplied is sufficiently hot.
4.4 MAIN WATER AND FUEL SHUT-OFF DEVICES (Describe location) - Findings
Comments: Inspected
Main waste shut-off was in a common area and was not accessible.

Main fuel shut-off is located at the gas meter, located on the south wall of the common utility room area at the northeast corner of the property (Picture 1).



4.4 Picture 1
4.5 FUEL STORAGE AND DISTRIBUTION SYSTEMS - Findings
Comments: Inspected
All fuel supply pipes of at the proper black pipe.  Measurement of gas levels along the furnace and cook stove supply lines displayed no signs of leakage.


Electrical System

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment. The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and presence of smoke and carbon monoxide detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Styles & Materials
ELECTRICAL SERVICE CONDUCTORS:
OVERHEAD SERVICE
220 VOLTS
 METER CAPACITY:
200 AMPS
 PANEL CAPACITY:
100 AMP
PANEL TYPE:
CIRCUIT BREAKERS
 ELEC. PANEL MANUFACTURER:
Unknown
 BRANCH WIRE 15 and 20 AMP:
COPPER
WIRING METHODS:
CONDUIT
Inspection Items
5.0 SERVICE DROP AND ENTRANCE, CONDUCTORS - Inspect and Describe
Comments: Inspected
The main electrical service drop is overhead and enters the structure at the northeast corner (Picture 1).  It appears to be unfrayed and enters the structure by means of rigid pipe to the buildings common utility room, also located at the northeast corner of the structure.

5.0 Picture 1
5.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS - Inspect and Describe
Comments: Inspected
The electrical service is controlled by a number of high voltage main disconnect switches located on the east wall at the northeast corner of the common utility area (Picture 1).  Each disconnect switch seems to service a number of different units.  None of the main disconnect switches are labeled as to what units they serve.

The subject units utility meter and circuit breakers are located in the center of the west wall of this common area and labeled as "4409, basement" (Picture 2).  The utility meter is rated for 200 amp service and is serving a total of 6 breakers, 2 15 amp, 2 20 amp and a double ganged 20 amp, 240 volt breaker which probably serves the air conditioner compressor unit.

Inspection inside the panel displayed no signs of rust or moisture and the wires in the panel were neatly arranged.  It appears that the 20 amp breaker, located 2nd from the top (Picture 3), is equipped with 14 gauge wire as opposed to the 12 gauge wire required to carry 20 amps of current.  None of the circuit breaker are labeled as to which branch circuits they serve.



5.1 Picture 1
5.1 Picture 2
5.1 Picture 3
5.2 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS - Findings
Comments: Inspected, Repair or Replace, Significantly Deficent
1) SD - The main electrical disconnects in the common basement utility room are not labeled and seem to control multiple units in the building.  This is a safety hazard because it is not known which disconnect switch serves the subject unit.  Likewise, none of the individual circuit breakers for the subject units branch circuits are labeled.  This is also a safety hazard.  It is also the opinion of this inspector that the accessibility of both the main electrical disconnect and the subject units circuit breakers is a safety hazard, but may be in accordance with local building codes.

2) RR - Recommend that the wire serving the 20 amp breaker, 2nd from the top, be evaluated by a licensed and insured electrical contractor.  It appears to be under sized (14 gauge, not the required 12 gauge) for the breaker.

5.3 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE - Inspect and Describe
Comments: Inspected
Branch circuit wiring is copper and enclosed in metal conduit.  The branch circuit wires display no signs of discoloration or melted insulation.  They are all single tapped.  As previously noted, one 20 amp breaker is connected to a wire that appears to be undersized (14 gauge wire where a 12 gauge wire is required).
5.4 CONNECTED DEVICES AND FIXTURES - Inspect and Describe
Comments: Inspected
All switches and outlets were tested and operated properly and were found to have proper grounding and polarity.

The outlet located on the east wall of the south bedroom was loose in its box (Picture 1).

A number of outlets, most notably on the west wall of the living room area and in the north bedroom that tested as having am under load voltage drop that is slightly higher than recommended.  The biggest drop was 8.2% at 12 amps where a< 5% voltage drop is recommended.



5.4 Picture 1
5.5 CONNECTED DEVICES AND FIXTURES - Findings
Comments: Inspected, Repair or Replace
1) RR - Recommend that the loose receptacle located on the south bedroom be secured by a licensed and insured electrician.  Recommend that the voltage drop condition in the outlets, especially demonstrated in the living room, southwest corner and in the north bedroom, be evaluated by a licensed and insured electrician.  The voltage drop on these outlets exceeded 5% under a 12 amp load.
5.6 GFCI, AFCI PROTECTION OF RECEPTACLES - Inspect and Describe
Comments: Inspected
The outlets near the kitchen sink and in the bathroom were tested by two methods and operated properly with regard to GFCI protection.  There is an outlet located over the kitchen counter top, to the right of the sink (Picture 1) that is not GFCI protected.

The bedrooms were not AFCI protected.



5.6 Picture 1
5.7 GFCI, AFCI PROTECTION OF RECEPTACLES - Findings
Comments: Inspected, Significantly Deficent
1) SD - Recommend that the kitchen countertop outlet, located to the right of the kitchen sink on the east wall be GFCI protected and that the work be done by a licensed and insured electrical contractor.

2) SD - Recommend that bedroom outlets and lights be AFCI protected.

5.8 SMOKE DETECTORS, CARBON MONOXIDE DETECTORS - Inspect and Describe
Comments: Inspected
A smoke detector was located in the hallway, outside the bedrooms and bathroom.  No carbon monoxide detectors were noted.
5.9 SMOKE DETECTORS, CARBON MONOXIDE DETECTORS - Findings
Comments: Inspected, Significantly Deficent
Recommend that smoke detectors be located in the hallways outside of bedrooms, at the top and bottom of all multiple floor stairways and in the kitchen ceiling.

Recommend that all bedrooms be equipped with carbon monoxide detectors and that a carbon monoxide detector be located in any utility areas containing a fuel burning furnace and./or water heater.

It is recommended that all smoke and carbon monoxide detectors be hard wired to the properties main electrical system and that they also be equipped with battery backup.

Recommend that smoke detectors be located in the hallways outside of bedrooms, at the top and bottom of all multiple floor stairways and in the kitchen ceiling.

Recommend that all bedrooms be equipped with carbon monoxide detectors and that a carbon monoxide detector be located in any utility areas containing a fuel burning furnace and./or water heater.

It is recommended that all smoke and carbon monoxide detectors be hard wired to the properties main electrical system and that they also be equipped with battery backup.



Heating

The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

Styles & Materials
HEAT TYPE:
FORCED AIR
 FURNACE EFFICENCY:
FORCED DRAFT
INSUFFICIENT COMBUSTION AIR
 ENERGY SOURCE:
NATURAL GAS
NUMBER OF HEAT SYSTEMS (excluding fireplaces):
ONE
 HEAT SYSTEM BRAND:
CARRIER
 DUCTWORK:
NON-INSULATED
RECTANGULAR
GALVANIZED STEEL
FILTER TYPE:
DISPOSABLE
 TYPES OF FIREPLACES:
NONE
 OPERABLE FIREPLACES:
NONE
NUMBER OF WOODSTOVES:
NONE
Inspection Items
6.0 HEATING EQUIPMENT - Inspect and Describe
Comments: Inspected
Furnace is a Carrier forced draft unit and was manufactured in 1992.  It was located in a small utility closet, located on the west side of the living room area.  The door to this utility closet is equipped with two, small vents that appear to have been installed as an afterthought, no doubt in an attempt to to try to increase the amount of combustion air available to the furnace.  The furnace is equipped with a standing pilot light flame.

The furnace was observed through a heating cycle and operated poorly, with two of the leftmost burners (Picture 1) failing to light promptly.  The flame exhibited an overly yellow color which can be consistent with dust buildup or insufficient combustion air.  The flame was observed, both with the closet door open and closed and the flame was significantly more yellow with the door closed, indicating that the furnace has an insufficient combustion air supply

As is common in apartment building conversion type condominiums, the installation of  a separate heating furnace for the subject unit was done without giving proper consideration of the amount of combustion air (air for the heating flame) needed to supply the furnace.  The burning of every cubic foot of natural gas requires 10 cubic feet of air to burn properly, completely and safely.  Insufficient combustion air can lead to, at least, decreased furnace life and excessive carbon buildup, or at worst, the creation of excessive amounts of carbon monoxide which can lead to death.



6.0 Picture 1
6.1 HEATING EQUIPMENT - Findings
Comments: Inspected, Watch List - Maintenance, Significantly Deficent
1) SD - Recommend that the furnace be evaluated by a licensed and insured HVAC contractor to determine if the amount of combustion air is sufficient for proper furnace operation.  This is a safety concern.  Further recommend that the operation of the two leftmost furnace burners, which did not light properly during a heat cycle, also be evaluated at this time.

2) WL - Recommend that the furnace be inspected and maintained annually as a part of a regular maintenance schedule.

6.2 NORMAL OPERATING AND SAFETY CONTROLS - Inspect and Describe
Comments: Inspected
Furnace responded properly to operation of normal operating controls.  Both the furnace and the air conditioning unit are controlled by a non setback thermostat located on an interior wall at the center of the west wall of the living room area, near the kitchen area entrance.  The blower shut-off switch is located directly to the left of the furnace, on the wall (Picture 1, up arrow).  The gas shut-off valve for the furnace is located directly to the left of the furnace (Picture 1, right arrow).

6.2 Picture 1
6.3 CHIMNEYS, FLUES AND VENTS - Inspect and Describe
Comments: Inspected
Furnace is vented to a common chimney by means of round, galvanized steel flue.  The flue pipe is of sufficient size and is properly secured.  The flue is equipped with a forced draft fan, integral to the furnace.

The chimney furnace flue penetration was not accessible for inspection

6.4 HEAT DISTRIBUTION SYSTEMS - Inspect and Describe
Comments: Inspected
Observable heat distribution ductwork if rectangular, galvanized ductwork that displays no signs of rust, is properly secured and display no signs of rust or physical damage.  The entire ductwork system was not visible and could not be inspected.

Each room was equipped with an adjustable supply duct, located in the ceiling.  The return ducts were directly near the furnace blower unit, below the furnace closet access door and to the south of the furnace closet.

6.5 HEAT DISTRIBUTION SYSTEMS - Findings
Comments: Inspected, Repair or Replace
1) RR - Recommend that the sufficiency of the return duct system, especially with regards to the seeming lack of a proper supply of combustion air, be evaluated by a licensed and insured HVAC contractor.


Central Air Conditioning

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage.

Styles & Materials
COOLING EQUIPMENT TYPE:
AIR CONDITIONER UNIT
 COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY
 CENTRAL AIR MANUFACTURER:
CARRIER
NUMBER OF A/C UNITS:
ONE
Inspection Items
7.0 COOLING EQUIPMENT- Inspect and Describe
Comments: Inspected
Air conditioning compressor unit could not be observed and was not inspected.
7.1 NORMAL OPERATING AND SAFETY CONTROLS - Inspect and Describe
Comments: Inspected
The air conditioner was controlled by a non-setback type thermostat located on an inside wall.

The air conditioner responded properly to normal operating controls.  The temperature differential was measured an a return duct proximate to the blower unit and a supply duct distal from the blower unit and found to exceed the recommended 15 degrees. The air conditioner responded properly to normal operating controls.  The temperature differential was measured an a return duct proximate to the blower unit and a supply duct distal from the blower unit and found to exceed the recommended 15 degrees.

7.2 DISTRIBUTION SYSTEMS - Inspect and Describe
Comments: Inspected
Air conditioning was distributed by means of rectangular, galvanized steel ductwork that appear to be of adequate size.  The duct work was common with the heating system.  Refer to the heating section of this report for a more complete description.


Interiors

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments. The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and a representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

Styles & Materials
CEILING MATERIALS:
SHEETROCK
 WALL MATERIAL:
SHEETROCK
 FLOOR COVERING(S):
STONE
TILE
FLOATING WOOD LAMINATE
INTERIOR DOORS:
COMPOSITE
 WINDOW TYPES:
THERMAL/INSULATED
DOUBLE-HUNG
 WINDOW MANUFACTURER:
UNKNOWN
CABINETRY:
MELAMINE
 COUNTERTOP:
LAMINATE
Inspection Items
8.0 CEILINGS - Inspect and Describe
Comments: Inspected
Ceilings are drywall and display no signs of warp, sag, staining of physical damage.

There was a small area, located in the closet of the north bedroom, that displayed some signs of discoloration.  Subsequent measurement of the moisture content displayed that the discoloration was probably due to an incomplete paint job rather than staining by moisture from above (Picture 1).



8.0 Picture 1
8.1 WALLS - Inspect and Describe
Comments: Inspected
Walls displayed no signs of warp, stain, sag or physical damage.  Drywall joints are smooth and display only minor signs of bulge, consistent with an above average drywall installation.

There are minor areas where the baseboard trim is missing, most notably on the bases of the front door stair railing bases on both sides (Picture 1, 2).

The bathroom tub surround is tile and appears to be in serviceable condition with no signs of grout loss and is properly caulked to the tun with only minor signs of mildew in the caulk.

The east portion of the tub surround is equipped with a small tile covered should.  The tile on the vertical and horizontal faces of this shelf have cracks at the corner (Picture 3).  The area behind this tile measures as having a high moisture content and there is probably water infiltration into this crack, given the high water environment in a bathroom shower.



8.1 Picture 1
8.1 Picture 2

8.1 Picture 3
8.2 WALLS - Findings
Comments: Inspected, Repair or Replace
1) RR - Recommend that the wall trim baseboards, located at the base of the front entry stair railing supports be installed by a licensed and insured trim carpenter.

2) RR - Recommend that, at least, the crack on the corner of the tub surround tile shelf be re-grouted.  A better and more lasting solution would be to remove the tile from this area, install the proper concrete type wall board and reset the tile.  The tun surround should also have its grout sealed with a silicone grout sealer.  Recommend that this area be evaluated by a licensed and insured tiling contractor for repair

8.3 FLOORS - Inspect and Describe
Comments: Inspected
Floors in the majority of the subject unit are floating (not directly secured to the substrate floor) laminate wood flooring.  This flooring displays no major signs of cracking, scratches of physical damage.  The wooden laminate floor does hare areas that seem to have up and down movement, but this is normal in such a floor type.  The padding under the wooden laminate floor is foam and is equipped with the recommended vapor barrier.  The major intersections of the laminate flooring to adjacent tile flooring in the kitchen and bathroom areas are missing threshold boards and the interface of the different floor types is evident (Picture 1).

The flooring in the kitchen and the bathroom areas is fired clay type, large sized tile.  It exhibits no signs of cracking or loose grout.

The stepped front door entryway is equipped with an exterior grade tile floor (Picture 2) that is not equipped with bullnose edges and has exposed grout.



8.3 Picture 1
8.3 Picture 2
8.4 FLOORS - Findings
Comments: Inspected, Watch List - Maintenance, Repair or Replace
1) WL - Recommend that the grout in the tile floor be sealed with a silicone sealant to guard against water infiltration to the floor below.

2) RR - Recommend that the places where different floor types (laminate wooden flooring and tile) be equipped with thresholds boards to conceal the underlying floor.  Recommend that the threshold be a flat type so as to minimize any trip hazard.  Since the underlying floor is a concrete slab, recommend that the threshold be installed with the proper type concrete screws.

8.5 STEPS, STAIRWAYS, BALCONIES AND RAILINGS - Inspect and Describe
Comments: Inspected
The steps leading into the subject unit are equipped with flat railings on each side.  These railings are integral to the side seperation walls and are tight, exhibiting to signs of sway or looseness.

The stairs leading to the rear entrance are of a similarly type to the front entryway stairs and also exhibit no signs of looseness.

8.6 COUNTERS AND OF CABINETS - Inspect and Describe
Comments: Inspected
Kitchen counters are laminate and display no signs of staining, physical damage of delamination. Kitchen counters are laminate and display no signs of staining, physical damage of delaminating.
8.7 DOORS (Interior) - Inspect and Describe
Comments: Inspected
Interior doors are composite, display no signs of physical damage and hang straight and plumb.  They articulate properly with their latches.  Door knobs operate and display no signs of physical damage.
8.8 WINDOWS (Interior) - Inspect and Describe
Comments: Inspected
Interior windows are metal, double-paned insulated glass in a double hung configuration.  They operate smoothly and articulate properly with their latches. There are cracked glass in some windows throughout home.


Insulation and Ventilation

Styles & Materials
ATTIC INSULATION:
UNKNOWN
 R- VALUE:
UNKNOWN
 VAPOR BARRIER:
UNKNOWN
VENTILATION:
UNKNOWN
 EXHAUST FAN TYPES:
FAN WITH LIGHT
PROPERLY EXAHUSTED TO THE EXTERIOR
 DRYER POWER SOURCE:
NONE
DRYER VENT:
NONE
Inspection Items
9.0 INSULATION AND VAPOR RETARDERS (in unfinished spaces) - Inspect and Describe
Comments: Inspected
Unable to inspect, covered by walls.
9.1 VENTING SYSTEMS (Kitchens, baths and laundry) - Inspect and Describe
Comments: Inspected
The bathroom ceiling exhaust fan was properly vented to the exterior.  The vent hood on the exterior displays signs of physical damage, but is still functional (Picture 1).

9.1 Picture 1


Built-In Kitchen Appliances

Styles & Materials
DISHWASHER:
NONE
 DISPOSER:
NONE
 EXHAUST/RANGE HOOD:
NONE
RANGE/OVEN:
GENERAL ELECTRIC
 BUILT-IN MICROWAVE:
NONE
 TRASH COMPACTORS:
NONE
REFRIGERATOR:
GENERAL ELECTRIC
Inspection Items
10.0 RANGES/OVENS/COOKTOPS
Comments: Inspected
Range and oven operated.  Model and serial number was cross-checked against manufacturer and Consumer Product Safety Commission and no posted recalls were found.
10.1 REFRIGERATOR
Comments: Inspected
Refrigerator was operating.  Model and serial number sere checked against manufacturer and  the Consumer Product Safety Commission and no posted recalls were found.

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